720 S ANGEL LIGHT DR TX 78669
| Owner | STEPHENS KATHLEEN J LIVING TRUST |
|---|---|
| Parcel ID | 0152860117 |
| Short ID | 542659 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 139,392 SF |
| Acres | 3.200 |
| Year Built | — |
| Legal | LOT 2 LA ISLA AT ANGEL BAY SEC 2 |
| Neighborhood | Q03WF |
| Land | $1,055,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,055,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,055,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,055,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,055,000 |
| Taxable Value | $1,055,000 |
|---|
Appreciation: Market value has risen +85.2% from $569,700 (2021) to $1,055,000 (2025), a CAGR of 16.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,978. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,055,000 land vs $0 improvements), about $8/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,055,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +16.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,279,084 by 2030, with an estimated annual tax burden around $33,704. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
Market value changed by 85% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $10,968.84 | $10,968.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,965.16 | $3,965.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,245.14 | $1,245.14 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $981.31 | $981.31 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $817.63 | $817.63 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $17,978.08 | $17,978.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,055,000 | $1,055,000 | +0.0% |
| Assessed Value | $1,055,000 | $1,055,000 | +0.0% |
| Land Value | $1,055,000 | $1,055,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,055,000 | $1,055,000 | +0.0% |
| Total Tax 2026 = estimate |
~$17,978
Estimated
|
~$17,978
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,055,000 | $1,055,000 | +0 (+0.0%) |
| Taxable Value | $1,055,000 | $1,055,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,055,000 | $1,055,000 | — | — | $1,055,000 | $1,055,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,055,000 | $1,055,000 | — | — | $1,055,000 | $1,055,000 | ~$17,978 | Partial |
| 2024 | $— | — | — | — | $1,055,000 | $— | $17,682 | Verified |
| 2023 | $— | — | — | — | $1,055,000 | $— | $17,233 | Verified |
| 2022 | $— | — | — | — | $1,055,000 | $— | $18,800 | Verified |
| 2021 | $569,700 | — | — | — | $569,700 | $— | $10,735 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2022 | +85.2% ! | +85.2% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +42.6% | +16.7% | +85.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,978 | $14,356 | ~$26,668 | $17,978 | 2025 | $10,735 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,230,705 | ~$1,230,705 | ~1.6590% | ~$20,418 | +16.7% |
| 2027 | ~$1,435,673 | ~$1,435,673 | ~1.6140% | ~$23,172 | +36.1% |
| 2028 | ~$1,674,778 | ~$1,674,778 | ~1.5689% | ~$26,276 | +58.7% |
| 2029 | ~$1,953,704 | ~$1,953,704 | ~1.5239% | ~$29,772 | +85.2% |
| 2030 | ~$2,279,084 | ~$2,279,084 | ~1.4788% | ~$33,704 | +116.0% |
| 2026 | ~$1,209,605 | ~$1,209,605 | ~1.7041% | ~$20,613 | +14.7% |
| 2027 | ~$1,386,867 | ~$1,386,867 | ~1.7041% | ~$23,633 | +31.5% |
| 2028 | ~$1,590,106 | ~$1,590,106 | ~1.7041% | ~$27,097 | +50.7% |
| 2029 | ~$1,823,128 | ~$1,823,128 | ~1.7041% | ~$31,068 | +72.8% |
| 2030 | ~$2,090,298 | ~$2,090,298 | ~1.7041% | ~$35,620 | +98.1% |
| 2026 | ~$1,251,805 | ~$1,251,805 | ~1.6365% | ~$20,486 | +18.7% |
| 2027 | ~$1,485,323 | ~$1,485,323 | ~1.5689% | ~$23,304 | +40.8% |
| 2028 | ~$1,762,403 | ~$1,762,403 | ~1.5014% | ~$26,460 | +67.1% |
| 2029 | ~$2,091,171 | ~$2,091,171 | ~1.4338% | ~$29,983 | +98.2% |
| 2030 | ~$2,481,269 | ~$2,481,269 | ~1.3662% | ~$33,899 | +135.2% |
In 2025, this property's market value of $1,055,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,055,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $569,700 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.